Chapter 15.04 — BUILDING REGULATIONS

This chapter is enacted for the purpose of adopting rules and regulations for the protection of the public health, safety and general welfare of the occupants and the public; governing the creation, construction, enlargement, conversion, alteration, repair, moving, removal, demolition, occupancy, use, height, court area, sanitation, ventilation, and maintenance of any building used for human habitation; provided, however, that nothing in the codes adopted in this chapter shall be construed to prevent any person from performing his own building, mechanical, plumbing, or electrical work when performed with issued County of Mono permits in compliance with this chapter.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

The Mono County governing body makes express findings that the listed local modifications, additions, and amendments to the building standards contained in California Building Standards Codes, Title 24 are reasonably necessary because of local climatic, geological or topographical conditions, including snow loads, freezing temperatures, high winds, and remote mountain terrain. These local government amendments also provide a more restrictive building standard than that contained in California Building Standards Codes, Title 24 by including listed appendices and codes detailing requirements specific to the local climatic, geological or topographical conditions of Mono County. To facilitate ease of use by industry and building officials, certain of the amendments, additions and modifications to the regulations adopted by the California Building Standards Commission, Department of Housing and Community Development of the State of California and other agencies of the state of California, are made by reference to the appropriate California code.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

The California Building Standards Commission has adopted the following codes, which are applicable within the County of Mono as a matter of state law, subject to the modifications and amendments contained in this chapter:

A.

2022 California Administrative Code (California Code of Regulations Title 24, Part 1).

B.

2022 California Building Code, (California Code of Regulations Title 24, Part 2) including the following appendices: Appendix C; (Group U-Agricultural Buildings).

C.

2022 California Electrical Code, (California Code of Regulations Title 24, Part 3).

D.

2022 California Mechanical Code, (California Code of Regulations Title 24, Part 4).

E.

2022 California Plumbing Code, (California Code of Regulations Title 24, Part 5).

F.

2022 California Energy Code, (California Code of Regulations Title 24, Part 6).

G.

2022 California Historical Building Code (California Code of Regulations Title 24, Part 8).

H.

2022 California Fire Code (California Code of Regulations Title 24, Part 9).

I.

2022 California Existing Building Code Part 10, (California Code of Regulations Title 24, Part 10).

J.

2022 California Referenced Standards Code (California Code of Regulations Title 24, Part 12).

K.

2022 California Residential Code (California Code of Regulations Title 24, part 2.5) including the following appendices: Appendix AJ (Existing Buildings and Structures); Appendix AQ (Tiny Houses).

L.

2022 California Green Building Standards Code (California Code of Regulations Title 24, Part 11).

M.

2016 American Concrete Institute (ACI) 306R Guide to Cold Weather Concreting.

N.

2021 International Property Maintenance Code.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

Whenever any of the following names or terms are used in this chapter or in any of the codes set forth above, unless the context directs otherwise, such names or terms so used shall have the meaning ascribed thereto by this section.

A.

"Building division," "electrical department," "plumbing department," "office of administrative authority," or "housing department" means the building division of Mono County.

B.

"Building official," "authority having jurisdiction [AHJ]" and similar references to a chief administrative position, mean the chief building inspector of the county; provided, however, that:

Where such terms are used in connection with those duties imposed by a statute or ordinance upon the county health officer, said terms shall include the county health officer.

C.

"City" means the County of Mono when referring to a political entity, or an unincorporated area of said county when referring to area, "city clerk" means the county clerk and ex officio clerk of the board of supervisors, and "city council" or "mayor" means the board of supervisors of the County of Mono.

D.

"Dwelling unit," includes, but is not limited to, each single-family dwelling and each habitation unit of an apartment, duplex, or multiple-dwelling structure designated as a separate place for habitation of family; "dwelling unit" also includes each guest room.

E.

"Fire chief," means the chief of the fire protection district wherein a particular building is or is to be located or, for any area not within a fire protection district, the same shall mean the county fire marshal designated

by the board of supervisors.

F.

"Person," includes, but is not limited to, every person, firm, entity, or corporation engaging in a construction activity or through the services of any employee, agent, or independent contractor.

G.

"Trailer space," means each space, area, or building in a trailer park or mobilehome park or other place, designed or intended as a place to accommodate any mobilehome, trailer, van, bus, or other vehicle or mobile structure, at a time when the same is being used as living or sleeping quarters for human beings.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

The Mono County Building Division shall maintain on file copies of the codes referred to in Section 15.04.030 and the codes shall be open to public inspection.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

All building permits and plan checks will expire under the following conditions:

A.

All applications and plans submitted for plan review shall become void after a period 180 days from the time of application. At this time any further application for the project will require a new plan check fee and new application submitted.

B.

All building division permits will become void thirty-six months (three years) after issuance, unless:

A written request for a permit extension has been approved by the building official;

The construction is progressing at a proponent's best rate; and

The construction activity is posing no life-safety threat to the public or to any person.

C.

If the building or work authorized by such permit is not commenced within twelve months from the date of permit issuance, or if the building or work authorized by such permit is suspended or abandoned for a period of twelve months or more after the time the work has commenced, the permit shall expire. For purposes of this section, November 1 through April 1, due to climatic constraints associated with the winter months, will not be considered as part of the twelve month time schedule.

Suspension and/or abandonment shall be determined by a lack of progress inspections for a period of more than one year since the last previously documented inspection. If a permit has expired, no work can recommence until a new application is applied for, plan check is completed, all permit fees are paid, and a new permit is issued.

D.

To receive an extension of time on an expired building permit the applicant shall submit a written request detailing the extenuating circumstances that prevented the completion of the project in the allotted time limits of the issued permit.

Upon review and approval by the building official, an extension may be granted for an additional one hundred eighty days maximum. Should this additional one hundred eighty-day time elapse, a new building permit shall be obtained prior to the continuation of work on the project unless another permit extension has been granted by the building official.

The new permit fee will be calculated on the hourly amount of plan check required to reissue the permit, the balance of the work to be completed, and number of inspections estimated to final the issued permit.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

All permit fees to include building, electrical, plumbing, and mechanical permits shall be paid to the building division in an amount set forth and adopted by resolution of the board of supervisors.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

Permit applications containing engineered design submitted to the Mono County Building Division for plan check review exceeding conventional light-frame construction code provisions in order to address seismic design, wind load, ground snow load, or because of unconventional or irregular design, may be subject to engineering plan check review by in-house or contract engineering consultants as determined on a case- by-case basis by the building official. All commercial structures containing engineering design requirements shall be subject to engineering plan check review. The expense for such plan check and design review by qualified engineers shall be paid by the project applicant.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

issuance.

No building permits shall be issued for any building for which an individual sewage disposal system, a connection to a public sewage collection system, an individual water supply system and/or a connection to a public water supply system must be installed, altered or added to until the building official is satisfied that all required county department application reviews for permits have been completed issued therefor.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

Violations. Where work for which a permit is required by this code has been started prior to obtaining the required permits, the permit fees shall be assessed at a rate to recoup the time and materials spent by the building division staff to mitigate the violation. The payment of such assessed fees shall not relieve any persons from fully complying with the requirements of this code in execution of the work nor from any other penalties, prescribed herein.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

The construction board of appeals shall hear and decide appeals of orders, decisions or determinations made by the building official relative to the application and interpretation of Mono County Title 15 and provide reasonable determinations of decisions rendered by the officials charged with the responsibility of enforcing the building codes, as amended from time to time including, but not limited to the following:

A.

Qualifications. The construction board of appeals ("board of appeals") shall consist of at least five voting members, all of whom should be residents of Mono County. Any specific appeal shall be heard by at least a majority of the voting members.

The members shall consist of persons with experience in the field of construction and deemed qualified to understand issues relating to this field.

No county officer of employee shall serve as a voting member of the construction board of appeals.

The members shall serve four years and may be reappointed after that for successive four-year terms. In order to ensure continuity on the board, terms shall be staggered, with two members of the initial board appointed for two-year terms and three members of the initial board appointed for four-year terms.

Members of the initial board shall determine, through the drawing of lots, which two members shall serve two-year terms and which three members shall serve four-year terms.

B.

Limitations on Authority. An application for appeal shall be based on a claim that the true intent of this code or the rules legally adopted thereunder have been incorrectly interpreted, or the provisions of this code do not fully apply, or an equally good or better form of construction has been proposed and denied by the building official.

The board of appeals shall have no authority relative to interpretation of the administrative provisions of these codes, nor shall the board be empowered to waive requirements of these codes.

Any cost for tests or research required by the board to substantiate the claim of the appellant shall be the sole responsibility of the appellant.

C.

Building Official Ex-Officio Member. The building official for Mono County shall be an ex-officio member of the board of appeals and shall act as secretary of said board of appeals but shall have no vote.

D.

Rules, Decisions, Legislative Recommendations. The board of appeals shall adopt reasonable rules and regulations for conducting its investigations and render all decisions and findings in writing to the appellant with a duplicate copy to the building official.

E.

Appeals to Board. Any person aggrieved by an order, decision, or determination of the official charged with the responsibility of enforcing those respective codes may, within twenty working days of the date of the order, decision, or determination was made, appeal to the board of appeals for a hearing.

The appeal must be in writing and accompanied by a filing fee which shall be established by resolution of the county board of supervisors.

The appeal shall be filed with the county building division and with the building official. A form will be provided at the community development department.

All supporting documents shall be submitted with the form at the time of filing the appeal.

F.

Hearing. The building official, or his or her designee, shall schedule a hearing within twenty working days of receiving the request for hearing and give notice of the time, place, and subject matter of the hearing to the person filing the appeal, and to each member of the board of appeals.

The hearing shall be informal.

The board of appeals shall announce its decision within five working days after the hearing has concluded.

G.

Finality of Decision. The decision of the construction board of appeals shall be the final administrative decision, and no provision of any ordinance of the county shall be interpreted as permitting a further administrative appeal to the county board of supervisors or any other county board or commission.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

It is unlawful for any person, including utility companies, to connect electric power lines or liquefied petroleum gas permanently to any building or structure for which a permit is required by this chapter until such structure complies with all applicable ordinances and codes and has been approved by county building division final inspection as required under the California Building Code. This section shall not prohibit the erection and use of temporary power poles when approved by the building official, provided that such temporary electrical connections and facilities are removed prior to connection of permanent lines.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

Where no building is located on a lot or parcel, no permit shall be issued for a septic system or an accessory building prior to issuance of a permit for a main building to be located on the same lot or parcel without the consent of the planning division. All temporary electric power poles shall be installed per requirements found in Article 590 of the California Electrical Code. The purpose of this provision is to furnish the planning division with sufficient information concerning the uses, size, area of coverage, or location of any main building that will or may be constructed thereon, in relation to such septic system, accessory building, or temporary power pole.

A.

Exceptions. Permits for temporary power poles to be used during time of construction may be issued prior to the main use being established, provided the following conditions have been met:

All required plans have been submitted.

All plan check fees, building permit fees, and any special fees have been paid in full.

B.

As used in this section, certain terms are defined as follows:

"Accessory building" means and includes any building or structure the use of which is customarily subordinate or incidental to that of a main building or a main use of a certain kind of lot or parcel, for example, a garage or storage building.

"Main building" means and includes a building or structure which is customarily used to carry out the main use of a lot or parcel of a certain kind.

"Main use" means and includes the principal or dominant use for which a lot or parcel of a certain kind is customarily used.

"Temporary power pole" means and includes any pole placed for the conveyance of electrical energy for a limited period of time and is used in preparing for the main use of a certain kind of lot or parcel.

C.

Permanent electrical service may be connected to a building or structure prior to building division final inspection and approval provided that the applicant completes and signs a construction power agreement on a form provided by the Mono County Building Division stating that the project will meet the conditions on the agreement. The construction power agreement also includes a provision for electrical service disconnection, at the applicant's liability and expense, in the event of unauthorized usage of the electrical power.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

All of Mono County shall be declared a snow area and this declaration pertains to all structures as defined in the California Building Code Section 202. Manufactured homes, factory-built housing (modular homes) and commercial coaches shall be subject to the specific design provisions of California Title 25 and under the jurisdiction of the California State Agency of Housing and Community Development (HCD). The snow loads, and the conditions of their application, shall be revised from time to time based on minimum

California Building Code requirements, site specific case studies, and updated information as determined by the Mono County Building Official.

A.

"Structure" (as defined by the California Building Code Section 202): That which is built or constructed.

MONO COUNTY SNOW LOAD DESIGN CRITERIA California Building Code

MOUNTAIN AREA LOCATIONS ELEVATION GROUND SNOW FLAT ROOF SNOW LOAD LOADp g (psf) p f =(.7)(1.0=C e )(1.1=C t )(1.0=I s )p g = (psf)

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

Prior to the issuance of a certificate of occupancy or final approval, the building official shall require that, where applicable, the defensible space requirements and other fire hazard reduction requirements have been met pursuant to Chapter 7A of the California Building Code and section R337 of the California Residential Code, and as that code may be amended from time to time. These requirements include, but are not limited to, the following:

Properties shall be maintained in accordance with the defensible space requirements contained in Government Code Section 51182 (unless exempted by Government Code Section 51183 or 51184) and Public Resources Code Section 4291, as applicable.

A.

The existence or maintenance of any of the following conditions is prohibited:

Tree branches within ten feet of a chimney outlet or stovepipe outlet;

Dead or dying tree branches adjacent to or overhanging a building;

Leaves, needles, or other dead vegetative growth on the roof of any structure;

Flammable vegetation or other combustible growth within thirty feet of an occupied dwelling or structure which prevents the creation of a firebreak;

Brush, flammable vegetation, or combustible vegetation located between thirty and one hundred feet of an occupied dwelling or structure which prevents the creation of a reduced fuel zone; or

Brush or other flammable material within ten feet of a propane tank.

B.

For the purposes of this section, the following definitions shall apply:

"Firebreak" shall mean an area of land within thirty feet of an occupied dwelling or structure or to the property line, whichever is closer, in which all flammable vegetation or other combustible growth has been removed. The creation of a firebreak shall not require the removal of single specimens of trees or other vegetation that is well-pruned and maintained so as to effectively manage fuels and not form a means of rapidly transmitting fire from other nearby vegetation to any dwelling or structure.

"Reduced fuel zone" shall mean an area between thirty and one hundred feet of an occupied dwelling or occupied structure or to the property line, whichever is closer, in which all brush, flammable vegetation or combustible growth has been removed. The creation of a reduced fuel zone shall not require the removal of single specimens of trees or other vegetation that is well-pruned and maintained so as to effectively manage fuels and not form a means of rapidly transmitting fire from other nearby vegetation to a dwelling or structure. Grass and other vegetation located more than thirty feet from the dwelling or structure and less than eighteen inches in height above the ground may be maintained where necessary to stabilize the soil and prevent erosion.

C.

No person shall be required to maintain any clearing on any land if that person does not have the legal right to maintain the clearing, nor is any person required to enter upon or damage property that is owned by another person without the consent of that person.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

All flues, fireplace chimneys, or other projections through the roof shall be protected from damage by sliding snow or ice. This shall be accomplished by using guys, formed metal guards, saddles, or other methods approved by the building official.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

Agricultural structures for the storage of field-grown products only, with at least three sides completely open, may utilize slope reduction factors in ASCE 7-16 for "Unobstructed Slippery Surfaces" per 7-2B, as determined by the building official.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

A.

All manufactured trusses shall be designed by a California licensed civil or structural engineer.

Truss design submittals and calculations may be "deferred submittals" and shall be submitted prior to or at the time of roof sheathing inspection.

If the truss design submittals and calculations are not submitted at this time, no further inspections will be conducted until this information has been provided for review and approval.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

Ducts used for domestic kitchen range shall terminate to the exterior and be of metal and have a smooth interior surface. All bathrooms, water closets compartments, laundry rooms, and similar rooms shall be equipped with a mechanical exhaust ventilation system connected directly to the outside capable of providing a minimum ventilation rate of fifty cubic feet per minute for intermittent ventilation or twenty five cubic feet per minute for continuous ventilation specific to seasons of extreme cold and snow where exterior natural ventilation is not practical.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

Each building having floors used for human occupancy located more than fifty feet above the lowest level of fire department vehicle access shall comply with the standards set forth in Section 403 of Chapter 4 of the California Building Code and any similar requirements from time to time adopted by the California Building Standards Commission pertaining to high-rise buildings designed for human occupancy.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

A.

Title and Authority. This ordinance shall be known as the County of Mono Electric Vehicle Charging Station Permit Expediting Ordinance.

The section is enacted pursuant to Government Code section 65850.7 as established by Assembly Bill 1236.

B.

Purpose and Intent. The intent of this section is to create an expedited, streamlined permit process that complies with AB 1236 and Government Code section 6550.7 to achieve timely and cost-effective installation of electric vehicle charging stations. This section encourages installation of electric vehicle charging stations by removing unreasonable obstacles to permitting for charging stations so long as the action does not supersede the building official's authority to address higher priority life-safety situations. This section allows the county to achieve these goals while protecting public health and safety.

C.

Applicability.

This section applies to the permitting of electric vehicle charging stations in the unincorporated County of Mono.

Routine operation and maintenance shall not require a permit.

Electric vehicle charging systems legally established or permitted prior to the building official's implementation of an expedited permitting process are not subject to the requirements of this section unless physical modifications or alterations are undertaken that materially change the size, type, or components of an electric vehicle charging station in such a way as to require new permitting.

D.

Definitions.

"Electronic submittal" means the utilization of one or more of the following:

a.

Email.

b.

The Internet.

c.

Facsimile.

"Electric vehicle charging station" or "charging station" means any level of electric vehicle supply equipment station that is designed and built in compliance with Article 625 of the California Electrical Code, as it reads on January 1, 2016, and delivers electricity from a source outside an electric vehicle into a plug- in electric vehicle.

"A feasible method to satisfactorily mitigate or avoid the specific, adverse impact" includes, but is not limited to, any cost-effective method, condition, or mitigation imposed by the county on another similarly situated application in a prior successful application for a permit.

"Specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.

E.

Electric Vehicle Charging Stations Requirements.

All electric vehicle charging stations shall meet applicable health and safety standards and requirements of local, state, and federal law.

Electric vehicle charging stations shall meet all applicable safety and performance standards established by the California Electrical Code, the Society of Automotive Engineers, the National Electrical Manufacturers Association, and accredited testing laboratories such as Underwriters Laboratories and, where applicable, rules of the public utilities commission regarding safety and reliability.

F.

Application Standards.

The building division shall adopt a checklist of all requirements with which electric vehicle charging stations shall comply to be eligible.

All documents required for submission of an electric vehicle charging station application will be made available on Mono County Building Division's website.

The county will accept an electronic signature on all forms, applications and other documents in lieu of a wet signature by an applicant.

In developing the expedited permitting process and checklist, the building official may refer to the recommendations contained in the most recent version of the "Plug-In Electric Vehicle Infrastructure Permitting Checklist" of the "Zero Emission Vehicles in California: Community Readiness Guidebook" published by the State of California's Office of Planning and Research. The building official may modify the checklists and standards found in the guidebook due to unique climactic, geological, seismological, or topographical conditions.

G.

Expedited Permitting Process and Permit Review.

A permit application that satisfies the information requirements in the county's adopted checklist shall be deemed complete and be promptly processed, as set forth in Government Code Section 65850.71(b).

Upon confirmation by the building official that the permit application and supporting documents meets the requirements of the county adopted checklist, and is consistent with all applicable laws, the building official shall, within times set forth in Government Code Section 65850.71(c) and consistent with Government Code Section 65850.7, approve the application and issue all necessary permits. Such approval does not authorize an applicant to energize or use the electric vehicle charging station until approval is granted by the county following a final inspection.

If the building official determines that the permit application is incomplete, they shall issue a written correction notice to the applicant, detailing all deficiencies in the application and any additional information required to be eligible for expedited permit issuance.

The building official may require an applicant to apply for a conditional use permit if the official makes a written finding, based on substantial evidence, that the proposed electric vehicle charging station could

have a specific, adverse impact upon the public health or safety and conditions are necessary. The decision of the building official may be appealed to the Mono County Planning Commission in accordance with Mono County Code.

The county shall not deny an application for a use permit to install an electric vehicle charging station unless it makes written findings based upon substantial evidence in the record that the proposed installation would have a specific adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. The findings shall include the basis for the rejection of potential feasible alternatives of preventing the adverse impact.

Consistent with Government Code Section 65850.7, the building official shall not condition the approval for any electric vehicle charging station permit on the approval of such a system by an association, as that term is defined by Civil Code Section 4080.

Any conditions imposed on an application to install an electric vehicle charging station shall be designed to mitigate the specific adverse impact upon the public health or safety at the lowest cost possible.

This expedited permitting process is intended to apply only to applications for permits for electric vehicle charging stations and will not expedite the review of any other permit applications.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

A.

Title and Authority. This ordinance shall be known as the County of Mono Small Residential Rooftop Energy Permit Expediting Ordinance. The section is enacted pursuant to Government Code section 65850.5 as established by Assembly Bill 2188.

B.

Purpose and Intent. The intent of this section is to create an expedited, streamlined permit process that complies with AB 2188 and Government Code section 65850.5 to achieve timely and cost-effective installation of small residential rooftop solar energy systems. This section encourages installation of small residential rooftop solar energy systems by removing unreasonable obstacles to permitting for solar energy systems so long as the action does not supersede the building official's authority to address higher priority life-safety situations. This section allows the county to achieve these goals while protecting public health and safety.

C.

Applicability.

This section applies to the permitting of small residential rooftop solar energy systems in the unincorporated County of Mono.

Routine operation and maintenance shall not require a permit.

Small residential rooftop solar energy systems legally established or permitted prior to the building official's implementation of an expedited permitting process are not subject to the requirements of this section unless physical modifications or alterations are undertaken that materially change the size, type, or components of a small residential rooftop solar energy system in such a way as to require new permitting.

D.

Definitions.

"Electronic submittal" means the utilization of one or more of the following:

a.

Email.

b.

The Internet.

c.

Facsimile.

"Small residential rooftop solar energy system" means a system that meets all of the following criteria:

a.

A solar energy system that is no larger than ten kilowatts alternating current nameplate rating or thirty kilowatts thermal.

b.

A solar energy system that conforms to all applicable state fire, structural, electrical, and other building codes as adopted or amended by the town, and paragraph (iii) of subdivision (c) of Section 714 of the Civil

Code, as such section or subdivision may be amended, renumbered, or redesignated from time to time.

c.

A solar energy system that is installed on a single or duplex family dwelling.

d.

A solar panel or module array that does not exceed the maximum legal building height as defined by the authority having jurisdiction.

"Solar energy system" has the same meaning set forth in paragraphs (1) and (2) of subdivision (a) of Section 801.5 of the Civil Code, as such section or subdivision may be amended, renumbered, or redesignated from time to time.

"A feasible method to satisfactorily mitigate or avoid the specific, adverse impact" includes, but is not limited to, any cost-effective method, condition, or mitigation imposed by the county on another similarly situated application in a prior successful application for a permit.

"Specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.

E.

Small Residential Rooftop Solar Energy System Requirements.

All small residential rooftop solar energy systems shall meet applicable health and safety standards and requirements of local, state, and federal law.

Small residential rooftop solar energy systems shall meet all applicable safety and performance standards established by the California Electrical Code, the Society of Automotive Engineers, the National Electrical Manufacturers Association, and accredited testing laboratories such as Underwriters Laboratories and, where applicable, rules of the public utilities commission regarding safety and reliability.

F.

Application Standards.

The building division shall adopt a checklist of all requirements with which small residential rooftop solar energy systems shall comply to be eligible.

All documents required for submission of a small residential rooftop solar energy system application will be made available on Mono County Building Division's website.

The County will accept an electronic signature on all forms, applications and other documents in lieu of a wet signature by an applicant.

In developing the expedited permitting process and checklist, the building official may refer to the recommendations contained in the most recent version of the "California Solar Permitting Guidebook" as adopted by the Governor's Office of Planning and Research. The building official may modify the checklists and standards found in the guidebook due to unique climactic, geological, seismological, or topographical conditions.

G.

Expedited Permitting Process and Permit Review.

A permit application that satisfies the information requirements in the County's adopted checklist shall be deemed complete and be promptly processed, as set forth in Government Code Section 65850.5(g)(1).

Upon confirmation by the building official that the permit application and supporting documents meets the requirements of the county adopted checklist, and is consistent with all applicable laws, the building official shall, within times set forth in Government Code Section 65850.5(g)(1) and consistent with Government Code Section 65850.5, approve the application and issue all necessary permits. Such approval does not authorize an applicant to energize or use the electric vehicle charging station until approval is granted by the county following a final inspection.

If the building official determines that the permit application is incomplete, they shall issue a written correction notice to the applicant, detailing all deficiencies in the application and any additional information required to be eligible for expedited permit issuance.

The building official may require an applicant to apply for a conditional use permit if the official makes a written finding, based on substantial evidence, that the proposed electric vehicle charging station could have a specific, adverse impact upon the public health or safety and conditions are necessary. The decision of the building official may be appealed to the Mono County Planning Commission in accordance with Mono County Code.

The county shall not deny an application for a use permit to install a small residential rooftop solar energy system unless it makes written findings based upon substantial evidence in the record that the proposed installation would have a specific adverse impact upon the public health or safety, and there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact. The findings shall include the basis for the rejection of potential feasible alternatives of preventing the adverse impact.

Consistent with Government Code Section 65850.5, the building official shall not condition the approval for any small residential rooftop solar energy system permit on the approval of such a system by an association, as that term is defined by Civil Code Section 4080.

Any conditions imposed on an application to install a small residential rooftop solar energy system shall be designed to mitigate the specific adverse impact upon the public health or safety at the lowest cost possible.

This expedited permitting process is intended to apply only to applications for permits for small residential rooftop solar energy systems and will not expedite the review of any other permit applications.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)

A.

Unlawful Acts. It shall be unlawful for any person, firm, vendors, or corporation to erect, construct, enlarge, alter, repair, move, improve, remove, convert, demolish, equip, use, occupy or maintain any building, structure, or building service equipment or cause or permit the same to be done in violation of this code and the technical codes as amended and adopted by the county. The use or occupancy of any building in violation of any of the provisions of this code or the technical codes as adopted by the county is declared to be a public nuisance and may be abated in the manner provided by law and subject to enforcement pursuant to the provisions of Chapter 1.12 of the Mono County Code.

B.

Notice of Violation. The building official and his or her deputy inspectors shall be vested with the necessary powers and duties for the exclusive purpose of enforcing provisions of this code. The building official and his or her deputy inspectors may issue warnings or citations for violations, serve a notice of violation or order on the person responsible for the erection, construction, alteration, expansion, repair, moving, removal, demolition or occupancy of a building or structure in violation of the provisions of this code, or in violation of a permit or certificate issued under the provisions of this code. Such order shall direct the discontinuance of the illegal action or condition and the abatement of the violation.

C.

Prosecution of Violation. If a notice of violation is not complied with as directed, the building official is authorized to request the legal counsel of the jurisdiction to institute the appropriate proceeding at law or in equity to restrain, correct or abate such violation, or to require the removal or termination of the unlawful occupancy of the building or structure in violation of the provisions of this code or of the order or direction made pursuant thereto. Further, any such violation may be subject to enforcement pursuant to the provisions of Chapter 1.12 of the Mono County Code.

D.

Violation Penalties. Any person who violates any of the provisions of this chapter shall be subject to the penalties set forth in Section 1.04.060 and Chapter 1.12 of the Mono County Code.

(Ord. No. 22-18, § 1(Exh. A), 12-20-2022)